This is embarrassing for all agents out there that we have people in our profession spreading such negligent misinformation.

The promise of work nowadays is close to negligible to be honest.

If you're buying a $1MM property those are negligible additions, if you want to try and AirBnb a $200K house, those costs aren't.Those are my initial thoughts and there's a very good chance I'm wrong. 

Before worrying about how to go after the tenant, I would figure out how to get away from the Property Manager and I would seriously consider suing him for professional negligence and/or filing a complaint against him with the state board of REALTORS or whatever body he is a part of.Does the Property Manager have anything in writing that stipulates when a late fee is applied, when notice is served, or when the manager will file for a forcible entry and detainer?

The "tricks of the trade" are all negligible compared to sticking to your guns and refusing to overpay just to get a deal done.

In my opinion you'd be increasing your risk incredibly for a negligible long term gain.

If there are instances where I could be dragged into a lawsuit based on his negligence, that would change my opinion on doing the sale this way. 

The positive to this is that, if the deal goes South, it's an equity relationship where the losses are on the investor and they can't come back against you unless you were grossly negligent or committing fraud of some sort.

The costs aren't negligible and you likely don't need the protection.

It's such a small expense, it would be negligent not to buy and install them in my opinion for the safety of yourself and tenants regardless of whether or not it's required by law.